1410 Indiana Ave · Flint, MI 48506

$40,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 30 Days on market

Built 1921 3,920 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a piece of Flint's history at 1410 Indiana Ave, a charming single-family residence built in 1921. This bungalow offers a compelling opportunity for investors and handy homeowners alike, presenting a canvas brimming with potential. The heart of the home, the kitchen, uniquely blends rustic charm with industrial flair, featuring both a distinctive brick wall and a warm wood wall. With three bedrooms and two bathrooms, this property provides functional living spaces ready for your personal touch. A welcoming porch extends an invitation to enjoy the outdoors. This great investment property is poised for its next chapter; schedule a showing today to discover its full potential. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 1426 Lincoln Ave - MLS #20261033513 4) 920 Huron St - MLS #20261033550 5) 733 Vermilya Ave - MLS #20261033139 Contact listing agent to schedule a showing

Key facts

• Warm wood wall
• Welcoming porch
• 3,920 sq ft lot

Tags

• DISTINCTIVE BRICK WALL
• WARM WOOD WALL
• WELCOMING PORCH

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Ground-level entry with steps
• Construction: Asphalt construction materials; Asphalt roof; Block foundation; Built as residential single-family
• Exterior features: Paved road access; Lot approximately 0.09 acres (25.82 x 105)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#196 in MI, #4,946 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Flint School District (urban): math 7% / reading 13% proficiency, ranked #714 of 760 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 202 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $40k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.45% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.51%
• DSCR: 3.16
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $26,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1379 Washington Ave	0.21mi	4/1.0 (+1)	1,300 (+13%)	2mo	$85,000	$65	58
1241 Poplar St	0.42mi	4/2.0 (+1)	1,030 (-11%)	1mo	$25,650	$25	57
1640 Kentucky Ave	0.43mi	3/1.5	1,060 (-8%)	14mo	$12,000	$11	53
1420 Dakota Ave	0.64mi	3/1.5	1,056 (-8%)	4mo	$9,000	$9	51
1646 Bennett Ave	0.39mi	3/1.0	1,260 (+9%)	13mo	$24,900	$20	51
1449 New York Ave	0.49mi	4/1.0 (+1)	1,248 (+8%)	6mo	$5,500	$4	49
1215 Bennett Ave	0.34mi	2/1.0 (-1)	1,001 (-13%)	5mo	$31,000	$31	49
1513 Jane Ave	0.40mi	2/1.0 (-1)	1,002 (-13%)	3mo	$12,000	$12	48
1809 Kentucky Ave	0.53mi	3/1.0	1,038 (-10%)	10mo	$24,000	$23	46
2213 Pennsylvania Ave	0.71mi	3/1.0	1,248 (+8%)	13mo	$57,680	$46	38
1702 Nebraska Ave	0.50mi	2/1.0 (-1)	998 (-13%)	10mo	$28,000	$28	37
2612 Maplewood Ave	0.74mi	2/1.0 (-1)	1,041 (-10%)	11mo	$15,000	$14	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.1%
• Equity multiple: 3.00×
• Total profit: $22,399
• Equity at exit: $5,964

10-year hold

• IRR: 51.9%
• Equity multiple: 6.07×
• Total profit: $56,811
• Equity at exit: $3,458

Cash invested: $11,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48506

• Active inventory: 202
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$210
• Tax from tax record: −$95 /mo · $1,134/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $453

Break-even live

Break-even rent $406

Max offer price $40,000

Occupancy floor 49%

Sensitivity live

Price	-10% $475	-5% $464	+0% $453	+5% $441	+10% $430
Rent	-10% $375	-5% $414	+0% $453	+5% $491	+10% $530
Rate	-1.0pp $473	-0.5pp $463	base $453	+0.5pp $442	+1.0pp $432

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	21d	1	0.23mi
1605 Kearsley Park Blvd Flint, MI	2.0	1.0	875	$975	$1.11	14d	1	0.30mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	14d	1	0.94mi
501 S Meade St Flint, MI	2.0	1.0	850	$695	$0.82	14d	1	1.20mi
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $40,000 Active 30 DOM
2. 2026-06-17
   days on market $40,000 Active 29 DOM
3. 2026-06-16
   days on market $40,000 Active 28 DOM
4. 2026-06-15
   days on market $40,000 Active 27 DOM
5. 2026-06-14
   days on market $40,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $40,000 Active 24 DOM
7. 2026-06-10
   days on market $50,000 Active 22 DOM
8. 2026-06-09
   days on market $50,000 Active 21 DOM
9. 2026-06-08
   days on market $50,000 Active 20 DOM
10. 2026-06-07
    days on market $50,000 Active 19 DOM
11. 2026-06-05
    days on market $50,000 Active 16 DOM
12. 2026-06-03
    days on market $50,000 Active 15 DOM
13. 2026-06-02
    days on market $50,000 Active 14 DOM
14. 2026-06-01
    days on market $50,000 Active 13 DOM
15. 2026-05-31
    days on market $50,000 Active 12 DOM
16. 2026-05-30
    days on market $50,000 Active 11 DOM
17. 2026-05-19
    listed $50,000 Active

    Show marketing remark (1026 chars)

    Step into a piece of Flint's history at 1410 Indiana Ave, a charming single-family residence built in 1921. This bungalow offers a compelling opportunity for investors and handy homeowners alike, presenting a canvas brimming with potential. The heart of the home, the kitchen, uniquely blends rustic charm with industrial flair, featuring both a distinctive brick wall and a warm wood wall. With three bedrooms and two bathrooms, this property provides functional living spaces ready for your personal touch. A welcoming porch extends an invitation to enjoy the outdoors. This great investment property is poised for its next chapter; schedule a showing today to discover its full potential. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 1426 Lincoln Ave - MLS #20261033513 4) 920 Huron St - MLS #20261033550 5) 733 Vermilya Ave - MLS #20261033139 Contact listing agent to schedule a showing

18. 2026-05-19
    listed $50,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Step into a piece of Flint's history at 1410 Indiana Ave, a charming single-family residence built in 1921. This bungalow offers a compelling opportunity for investors and handy homeowners alike, presenting a canvas brimming with potential. The heart of the home, the kitchen, uniquely blends rustic charm with industrial flair, featuring both a distinctive brick wall and a warm wood wall. With three bedrooms and two bathrooms, this property provides functional living spaces ready for your personal touch. A welcoming porch extends an invitation to enjoy the outdoors. This great investment property is poised for its next chapter; schedule a showing today to discover its full potential. INVESTORS - this property is also being listed as part of a package with 5 other properties as follows: 1) 2618 Lester Ct - MLS #20261033179 2) 838 Clinton St - MLS #20261033188 3) 1426 Lincoln Ave - MLS #20261033513 4) 920 Huron St - MLS #20261033550 5) 733 Vermilya Ave - MLS #20261033139 Contact listing agent to schedule a showing

19. 2013-03-18
    soldstatus $9,000
20. 2012-03-16
    soldstatus $4,001 88-char remark

    Show marketing remark (88 chars)

    Two bedroom home with covered porch, detached garage, full basement, and more! HUD Home.

21. 2012-03-16
    soldstatus $4,001

    Show marketing remark (88 chars)

    Two bedroom home with covered porch, detached garage, full basement, and more! HUD Home.

22. 2012-01-31
    historical 88-char remark

    Show marketing remark (88 chars)

    Two bedroom home with covered porch, detached garage, full basement, and more! HUD Home.

23. 2012-01-27
    listed $4,000 88-char remark

    Show marketing remark (88 chars)

    Two bedroom home with covered porch, detached garage, full basement, and more! HUD Home.

24. 2012-01-27
    listed $4,000

    Show marketing remark (88 chars)

    Two bedroom home with covered porch, detached garage, full basement, and more! HUD Home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,134 · $95/mo
• Projected year-2 tax: $1,134 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,753
• − Mortgage interest: −$2,241
• − Property taxes: −$1,134
• − Insurance: −$200
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$1,164
• Taxable income: $5,134
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $4,201/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Flint School District
• NCES district ID: 2614520
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 13% ▲ 3.00%
• Median HH income: $25,954
• Composite: 10.97/100
• National rank: #14642
• State rank: #714 of 760 in MI

Livability — Flint

• Score: 74/100
• State rank: #196
• US rank: #4946

Category grades

Amenities A- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flint, MI
• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• Metro: Flint, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+1150.0% since first listed

8 events — show timeline

• 2026-05-19 Listed $50,000 MiRealSource-MiMLS
• 2026-05-19 Listed $50,000 REALCOMP
• 2013-03-18 Sold (Public Records) $9,000 Public Records
• 2012-03-16 Sold (MLS) $4,001 REALCOMP
• 2012-03-16 Sold (MLS) $4,001 MiRealSource-MiMLS
• 2012-01-31 Listing Removed — MiRealSource-MiMLS
• 2012-01-27 Listed $4,000 REALCOMP
• 2012-01-27 Listed $4,000 MiRealSource-MiMLS

Property tax history

-0.2%/yr

Latest (2025): $1,134 · +1.7% YoY. Source: county tax records.